Archive for January, 2009

Jim’s Frozen Pipe Follow Up

Posted by Shawna Ebersole | Categories: Maintenance Tips, Stump The Inspector

Here are some additional conditions that should be reviewed around ANY home when the weather gets very cold, as was the case recently.

Ensure all gaps and openings in the basement or crawlspace walls are filled.  The smallest amount of wind on very cold days (anything below 15F) will penetrate these gaps.  If pipes are nearby these gaps, it takes very little to freeze them.  In this case, close the crawlspace vents to prevent cross ventilation.  Be sure to open them after the weather moderates.

Gaps in siding walls create the same problem.  Extremely cold temperatures and high winds do some unbelievable things related to freezing.  I have seen pipes on interior walls actually freeze if there was an opening of the smallest type to the outside that would allow cold air to reach the pipes, especially if it was on the windward side of the home.  Seal even the smallest gaps to prevent this.  I grew up in lots of -20F winters.  As I look back, since it has been a while since we have seen these temperatures, it still amazes me how some pipes could freeze where they were located.

Best Regards,
Jim Schwarz

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Frozen Pipes at 66 Degrees?

Posted by Shawna Ebersole | Categories: Maintenance Tips

If you’ve been around for a little while, you know we’ve been on our soapbox the last couple of weeks about the importance of winterizing vacant properties.  We had always been told that pipes can freeze any time the thermostat is set below 55 degrees.

Well…all of that changed this week.  No one is exactly sure what happened, but a seller of ours just called us and said while they were out of town, they had left their thermostat on 66 degrees and came home to frozen pipes!

Fortunately for them, the pipes didn’t burst and they were able to have a plumber come out and thaw the pipes before any damage was done.  But who knows what could have happened if they hadn’t caught it in time.  I guess to be safe…considering all of these lovely below freezing days we’ve been having…perhaps the heat needs to be set above 66 degrees.

What was really surprising was that this happened to a well built older home.  Although I’m certainly not an expert on the subject, my guess would be that some of the newer homes with a poorer quality of insulation might be more at risk.

Something else to consider…wait a minute…I’m about to talk out both sides of my mouth (perhaps I should have gone into politics)…but if you have your home listed for sale and you are offering a Home Warranty on the property, you will want to call the Home Warranty company first before calling a plumber.  The Home Warranty companies often have a preferred group of vendors they use.

Now here’s where I talk out the other side of my mouth…I’m not sure whether Home Warranty companies are going to offer any coverage for frozen pipes.  To double check, this might be a good place to start.

Need more tips on winterizing and protecting your vacant home?  Click Here!  For Maintenance Tips in general, Check These Out.

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The Joy of Transferring Utilities

Posted by Shawna Ebersole | Categories: Home Buying Process, Maintenance Tips

Well, I just had to experience something the hard way and thought I might be able to save someone else from having to experience the same thing.

If you’re purchasing a new home, you know that part of the process is calling all of the utility companies to make sure that service is transferred into your name the day that you and the seller have previously agreed upon.

Well…here’s a little tip for you…if the property you’re moving to has both electric and gas service, you’re going to want to make sure that you call and establish the electric service first.  Here’s why…the electric has to be on first, before the gas can be turned on.

(By the way, in Johnson County, your electric company will more than likely be either Johnson County REMC or Duke Energy.  The gas company is probably to be Vectren).

So…we already know that waiting on hold forever and a day to talk to the utility companies is a pain in the neck in the first place…don’t make it worse by having to call the gas company twice (once to set it up and once again because you didn’t call the electric company first).

Hope that helps and please, be sure to enjoy the lovely elevator music while you’re holding… Para Espanol o primo “dos”…

 

For more tips on the Home Buying Process, click here.  For a complete list of all Greenwoood and Johnson County utility phone numbers, click here.

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